法社會學觀點～探討台灣物業管理產業化之建構

Discuss the Commercialization Structure of the Property Management in Taiwan～Under the Aspect of Sociology of Law

顏世禮(Shih-Li Yen)

指導教授 ： 張庭彰博士 ； 程其偉博士

亞洲大學/管理學院/經營管理學系碩士班/碩士(2008年)

摘要

台灣物業管理制度的社會化及法制化，僅是1980年至今社會整體發展的結果；在1995年以前，有關建築物管理的法令分別是以治安為目的的警政、防災為目的的消防、鄰里社區為目的的民政、政府開發的國民住宅、以及營造建設為目的的建築等各單行法或相關法令為依歸。屬於公共管理維護及大樓管理的觀念，對於物業管理的思維及作為，僅是處於孕育的時期；復至1995年6月28日政府頒佈實施《公寓大廈管理條例》，區分所有權建築物管理才邁入正式法制的規範，《公寓大廈管理條例》也成為台灣物業管理制度的基本法；2004年10月行政院經濟建設委員會核定「服務業發展綱領及行動方案」中，將「物業管理服務業」納入為策略性輔導的產業，擬從新興產業的思維來重新建構物業管理產業未來在台灣的法律、經濟及社會定位。
本研究係以法社會學的觀點，輔以詮釋學為取向的質性研究，針對台灣當前物業管理的架構及內涵，進行結構化及系統化的研析；研析題旨包括：
1.物業管理的核心概念
從基礎理論的觀點，詮釋物業的涵義、物權特性；物業管理的概念、與設施管理及不動產管理的相互關係等的基礎研究，避免相關名辭在研究及應用時產生混淆及誤解；並依國外物業管理的發展導因與歷程，及立法背景與方式，歸納出各種發展模式及法制模式，作為探討台灣物業管理發展及法制的殷鑑。
2.台灣物業管理制度的法制化
從法制度的觀點，研析台灣物業管理制度的法源、立法、法系體制、法律規範事項及社會化等內涵，並據以探討物業管理服務業在物業管理制度的關係。
3.台灣物業管理服務業的產業化
從法社會學與建構主義的觀點，針對台灣物業管理服務業的發展歷程、政府的產業輔導政策、產業結構與現況分析等課題，透過近代的新興產業、複雜理論、重建主義、產業群聚及策略性服務業等產業理論來分析，以行業觀點與群聚觀點、法人與自然人、專業人員與人才培育等產業成員構面進行研析；並對台灣物業管理服務業的建構，從產業法制化定位、行業標準分類、許可業務規範及物業管理公司經營模式等課題研提可行方略。

關鍵字

物業管理 ； 社會化 ； 法制化 ； 產業化

並列摘要

Socialization and legalization of the property management system in Taiwan is simply the result of the comprehensive social development from year 1980. Before 1995, the legislative bases of building management relevant law separately indicated police with the purpose of public security, fire control with the purpose of hazard mitigation, civil administration with the purpose of neighborhood & community, government developed public housing, building with the purpose of construction and other relevant simplex method and laws. It belonged to concepts of public management maintenance and building management, which was the initial stage. Not until the government announcement for the practice of “Law of Rules of Apartment House” dated 28th of June 1995 did the management of building ownership compartmentalization step into the stage with official legal system standard as it also becomes the basic legislation of the property management system in Taiwan. In “Taiwan Service Industry Development Outline and practical scheme” authorized by Council For Economic Planning and Development October 2004, “property management service industry” was included in the industry of strategic counseling as the new industrial idea was set to re-construct the future legal, economic and social position of the property management industry.
This qualitative research applies the viewpoint of sociology of law with the direction of Hermeneutics and analyzes the current frame and content of property management in Taiwan with structure and system; purposes of the research & analysis include:
1. The core concept of property management
Illustrate the meaning of property and the character of ownership from basic theoretical viewpoints; Fundamental research of the relationship between property, facility & real estate management to avoid confusion and misunderstanding of relevant terms in the research and application; in addition, reasons of the development and history of foreign property management and the background & method of legalization are concluded with various development and legal systems as the reference of the development and legal system of the property management in Taiwan.
2. Legalization of property management system in Taiwan
Research and analyze the origin, legislation, legal system, legal standard, socialization content and others under the viewpoint of the legal system and discuss the relationship between the service industry of property management and the property management system from above.
3. Commercialization of the service industry of property management in Taiwan
Under viewpoints of sociology of law and constructionism, analyze the development history, government industrial counseling policy, industrial structure, current condition and other tasks through modern emerging industry, complex theory, reconstructionism, industry cluster, strategic service industry and other industry theories. Additional research analysis is conducted under industrial viewpoint, cluster viewpoint, juristic & natural person, professionals, talent cultivation and other industrial member aspects as workable suggestions are made in the construction of the service industry of property management in Taiwan, ranging from legalization position of the industry, standard industrial classification, approved business standard, operation pattern of the company of property management and other tasks.

並列關鍵字

Property management ； Socialization ； Legalization ； Commercialization

參考文獻

顏世禮(2007)。台灣物業管理專業人員管理與培育之探討。台灣物業管理學會，2007年3月24日，第一屆研究果論文發表會，論文集p.IV-4-1～IV-4-15。

毛犖、顏世禮(2006)。物業管理服務業產業研究。中華民國建築師公會全國聯合會，2006年12月30日，第三屆台灣建築論壇－共築生態社區，建築論壇集p.18～24。

蔡敦浩、藍紫堂(2004)。新興產業發展的複雜調適系統觀點-以台灣E-Learning產業為例。國立中山大學，2004年5月，管理學報21卷6期。

文本部分

內政部營建署(2008)。公寓大廈管理條例暨相關子法彙編；公寓大廈管理條例暨解釋函令彙編；公寓大廈管理Q&A彙編，2008年1月。